Market analytics · April 2026 archive
Midvale, Utah real estate market report.
Monthly sold prices, days on market, sale-to-list ratio, and absorption rate. Updated nightly from UtahRealEstate.com and the Washington County Board of Realtors.
Updated · Sources: UtahRealEstate.com & Washington County Board of Realtors
April 2026 · Market Analysis
Midvale closings accelerate sharply in April as median days on market drops to 8
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The defining story in Midvale's April 2026 market is speed: the median days on market fell to just 8, down from 27 in March and 32 in February, meaning well-priced homes were going under contract in roughly a week. That acceleration came alongside a meaningful volume increase — 45 closings in April compared to 29 in April 2025, a 55% year-over-year gain. Active inventory also climbed to 132 homes, up from 120 in March and more than double the 63 active listings recorded in April 2025, giving buyers more to choose from even as the pace of sales quickened.
Market pulse
Median days on market in Midvale traced a notable arc over the past six months: 25 days in November, 23 in December, then a winter slowdown to 30 in January and 32 in February before tightening to 27 in March and then compressing sharply to 8 in April. The $400K–$700K price band drove most of that speed — 34 of the 45 April closings landed in that range, with a median DOM of just 6 days and a median sale price of $462,000. The sale-to-list ratio improved to 99.56% in April, up from 99.30% in March and 98.53% in February, indicating that sellers are recovering pricing power on well-positioned homes. New listings also picked up meaningfully, with 65 new listings in April compared to 53 in March and 31 in February, suggesting sellers are responding to the faster-moving conditions.
Mortgage context
The 30-year fixed rate sits at 6.625% today, up 0.375 pp from 6.25% thirty days ago — a move that adds real dollars to monthly payments for Midvale buyers. Rates have been volatile over the past several months: after dipping to a six-month average low of 6.19% in February, they climbed to 6.48% in March, eased slightly to a 6.42% April average, and have since pushed higher to the current 6.625% spot rate — a climb of 0.43 pp from February's low. That trajectory is keeping some entry-level buyers cautious, particularly in the under-$400K segment where payment sensitivity is highest.
Payment math
On a median-priced home today, P&I lands at $2,250/mo at 6.625% — $86/mo more than 30 days ago at 6.25%, and $100/mo above the February low when rates averaged 6.19% and P&I would have been $2,150.
If you're buying
Target homes in the $400K–$700K band that have been sitting past 30 days — the Jordan Bluffs and Cottages at Union Meadows communities both had April closings with median DOMs in the 13–47 day range, and those sellers are more likely to negotiate than the sub-10-day listings. The sale-to-list ratio on the overall market is 99.56%, but homes with price changes (only 2 in April) and those in the under-$400K band (median DOM of 40 days) represent the clearest opportunities for buyers willing to be patient and targeted.
If you're selling
The 8-day median DOM tells you the window for well-priced homes is genuinely short right now — if your home is in the $400K–$700K range and in good condition, pricing at or just under the $462,000 band median gives you the best shot at a fast, clean offer. Sellers in Cottages at Union Meadows and similar attached-home communities should note that 8 of April's 45 closings came from that subdivision alone, so comparable pricing is well-established and buyers are active; don't leave money on the table by pricing to last fall's slower market.
Outlook
Over the next 60–90 days, Midvale's spring momentum should continue as long as rates don't push materially above 6.75% — the 65 new listings in April signal healthy seller participation, and the I-15 corridor's accessibility keeps Midvale competitive with pricier options in Sandy and Draper to the south. If new listing volume stays elevated and closings hold near the 39–45 range seen in March and April, absorption should remain in the 2.5–3.5 month range, keeping conditions roughly balanced. Buyers priced out of the $500K-plus inventory in Cottonwood Heights or South Jordan may continue to find Midvale's $400K–$500K attached-home inventory an attractive alternative.
Watch for
If the 30-year rate crosses 7%, expect the under-$400K segment — already showing a 40-day median DOM — to slow further, and overall months-of-supply to drift back above 4 as payment-sensitive buyers step back.
"Midvale's spring sprint: homes selling in 8 days while more listings hit the market than any month in a year"
Common questions about Midvale this month
Is Midvale a buyer's or seller's market in April 2026? ▾
It's closer to a seller's market in the $400K–$700K range, where homes sold in a median of 6 days in April and the sale-to-list ratio hit 99.56%. The under-$400K segment is more balanced, with a 40-day median DOM and more room for negotiation. Absorption overall sits at 2.93 months, which leans toward seller-favorable conditions.
How fast are homes selling in Midvale right now? ▾
The median days on market in April 2026 was just 8 days — a sharp drop from 27 days in March and 32 days in February. That means the typical well-priced home in Midvale went under contract in about a week. The $400K–$700K price band was even faster, with a median DOM of 6 days across 34 closings.
Are home prices rising or falling in Midvale? ▾
The April 2026 median sale price of $439,183 is below the $479,000 recorded in April 2025, though the mix of homes sold has shifted — the under-$400K segment accounted for 11 of 45 closings in April 2026 versus 5 of 29 in April 2025, which pulls the overall median down. Within the $400K–$700K band, the April 2026 median was $462,000, compared to $507,500 in April 2025, suggesting some softening in that core segment.
What neighborhoods are most active in Midvale right now? ▾
Cottages at Union Meadows led all subdivisions with 8 closings in April at a median sale price of $421,400 and a 13-day median DOM. Jordan Bluffs had 3 closings at a median of $408,900, though with a longer 47-day median DOM suggesting some price sensitivity there. The Cottages subdivision posted 2 closings at a notably higher $581,000 median, reflecting the range of product types in Midvale.
How are rising mortgage rates affecting Midvale buyers in spring 2026? ▾
At today's 6.625% rate, P&I on a median-priced Midvale home runs $2,250/mo — $100/mo more than it would have been at February's 6.19% rate low. The rate has climbed 0.43 pp since that February low, which is meaningful for buyers near the top of their budget. FHA financing at 6.00% and VA loans at 6.25% remain available options that can reduce that payment burden for qualifying buyers.
Number of Listings
Active inventory · new listings · sold per month
Listing Prices
Active median list · new median list · sold median sale
Absorption Rate
Months of supply — active inventory ÷ monthly sold rate
Sale-to-List Ratio
Close price ÷ original list — buyer/seller leverage
Days on Market
Median days from listing to close
Price Volume
Total dollar volume — active · new · sold per month
April 2026 cohort breakdown
Distribution of what closed last month — by price band, sale-vs-list outcome, and top subdivisions.
How sales priced vs asking
46 sold homes that had a list price recorded
Days on market spread
Quartile distribution
Median 7 · 25th percentile 5 · 75th percentile 52
Needed a price change
Sold listings that had a recorded price change before close
2 of 46 sold homes had at least one price change while listed. Lower = sellers are pricing right the first time.
Sales by price band
Closed-price bucket → sold count and median days to contract
Top subdivisions this month
Ranked by closed count
- 1. Cottages At Union Meadows 8 sold · $421K · 13d
- 2. Jordan Bluffs 3 sold · $409K · 47d
- 3. Trailside Reserve 2 sold · $614K · 45d
- 4. Cottages 2 sold · $581K · 15d
- 5. Park 2 sold · $348K · 23d
April 2026 by property type
How each housing type performed last month — 45 closings total across subtypes.
Summary Statistics
| Metric | Apr-26 | Apr-25 | % Chg | 2026 YTD | 2025 YTD | % Chg |
|---|---|---|---|---|---|---|
| Sold Count | 46 | 29 | +58.62% | 145 | 115 | +26.09% |
| Median Sale Price | $439,542 | $479,000 | -8.24% | $449,515 | $474,191 | -5.20% |
| Median DOM | 7 | 21 | -66.67% | 22 | 22 | 0.00% |
| Sale-to-List Ratio | 99.58% | 98.23% | +1.37% | 99.29% | 98.83% | +0.47% |
Sources: UtahRealEstate.com and the Washington County Board of Realtors, aggregated by Best Utah Real Estate. Sale-to-list ratio compares closing price to the final list price (post-reduction). Absorption rate = active inventory ÷ monthly sold rate.